Loading document...
==== PAGE 1 ====
24/00719/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00719/B Applicant : Mr & Mrs Jarman Proposal : Erection of a rear extension Site Address : Bride Cottage Bride Isle Of Man IM7 4AT
Planning Officer: Russell Williams Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.08.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposed extension is of a design, appearance, scale and siting that will not give rise to any adverse impacts upon the original dwelling or surrounding area. As such the proposals comply with General Policy 2 and Housing Policy 16 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 24/06/2024:
3295-001 Location Plan 3295-100 - Existing plans and elevations, Proposed plans and elevations, Proposed site plan Rev A __
Interested Person Status - Additional Persons
None
==== PAGE 2 ====
24/00719/B Page 2 of 4
Officer’s Report
1.0 THE SITE 1.1 Bride Cottage is a detached two storey dwellinghouse located within the centre of Bride village. The dwelling fronts onto the public highway where only the first floor is visible due to the change in levels between the highway and footprint of the dwelling and its gardens.
1.2 The dwelling is finished externally in timber cladding to the first floor area and render to the ground floor. The roof is of a grey metal profile sheet finish and fenestration is white uPVC.
1.3 The dwelling has been extended with a small single storey flat roof addition to the north elevation historically.
2.0 THE PROPOSAL 2.1 The application seeks approval for the erection of a single storey sun room to the south and east elevations, with the extension wrapping around the corner of the dwelling.
2.2 The extension will be finished in rendered plinth walls, with large windows and French doors below a red tiled warm roof.
2.2 Three rooflights will be installed into the eastern roof slope and two to the southern roof slope.
2.3 An existing doorway will be used to provide internal access between the original dwelling and extension.
3.0 PLANNING POLICY LOCAL PLAN 3.1 The site lies within an area designated as "Predominantly Residential" on the 1982 Development Plan North Map. The site is not within a Conservation Area or an Area of High Landscape or Coastal Value and Scenic Significance. The site is not within a Flood Risk Zone.
3.2 The original dwelling is considered to be a "non-traditional" building and, therefore, Housing Policy 16 applied. The policy states:
"The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
3.3 General Policy 2 of the Strategic Plan is considered applicable, which states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
==== PAGE 3 ====
24/00719/B Page 3 of 4
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 The Residential Design Guide July 2021 is a material consideration.
4.0 PLANNING HISTORY 4.1 The application site benefits from the following planning history:
08/01860/A - Approval in principle for a replacement dwelling - Permitted (not implemented)
5.0 CONSULTATIONS 5.1 Bride Commissioners - No comments received.
5.2 DoI Highways Services - No interest registered.
6.0 REPRESENTATIONS 6.1 No comments have been received.
7.0 ASSESSMENT 7.1 The proposed extension will be located to the rear of the dwelling and on land that is set much lower than the adjacent public highway, from which the extension will not be visible. As such, the main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the individual property.
7.2 The extension will be finished in materials that are reflective of the existing dwelling house which is appropriate. The sunroom is not visible from public vantage points and it is considered that virtue of its siting, size, design and finished appearance, the proposal would be suitably reflective of the character and appearance of the dwelling.
7.3 The development will not give rise to any significant adverse impact upon the amenities of the area or the character of the original dwelling house to a degree that would warrant refusal. The proposal therefore complies with General Policy 2, Housing Policy 16 and the Residential Design Guide.
7.4 Regarding other material considerations, the proposed development is limited in scale and is located away from any nearby or neighbouring dwellinghouses. As a consequence, the proposals will not give rise to any material impact upon the amenity of properties in the area. Similarly, the site is not located within a Conservation Area or in proximity to Registered Buildings such that the development would impact upon the setting of protected areas.
7.5 Accordingly, the proposal is considered to comply with General Policy 2, Housing Policy 16 and the Residential Design Guide and it is recommended that the development be permitted.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf);
==== PAGE 4 ====
24/00719/B Page 4 of 4
(b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine:
o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 20.08.2024
Determining officer Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal